Gated, deed-restricted community · Northwestern Clay County · ZIP 32068
A gated, wooded community built into ravines along Black Creek, with a one-of-a-kind setting for Northeast Florida.
Gated, wooded ravinesBlack Creek settingEstate lots to condos
Live Market Pulse
33/100 Momentum
Buyer's Market
A varied, character-driven market where the product type, the lot, and the topography set the number; flood and slope diligence matter near the creek.
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Unlock Off-Market The Ravines
Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.
Built fromLive realMLS data14 years of closingsLocal renovation analysisUpdated twice daily
LiveMarket PulserealMLS
$298K
Median Price
18.5mo
Supply
58days
Avg DOM
Soft
Seller Leverage
$158/sf
Median $/Sqft
-4%
1-Yr Price Change
2now
Distress
Jon's Current Read
"The Ravines is a topography-and-privacy play unlike anything else in Clay County, so the read is about the specific product and lot, not a single median. Estate homes, standard homes, and condos trade as different markets inside the gates. Confirm the fees, the flood zone, and the slope, then price condition against the lot."
Jon Brooks, founder, Momentum Realty · Updated June 2026
The 60-Second Overview
The Ravines market snapshot (as of June 13, 2026): the median sale price is about $298K ($158 per sq ft), with homes averaging 58 days on market and 18.5 months of supply, a buyer's market. Values are down 4% over the past year and up 70% since 2012, based on 13 recent closings in live realMLS data.
The Ravines is a gated, deed-restricted community in northwestern Clay County, near Middleburg and Orange Park, built into a series of wooded ravines along Black Creek. The dramatic elevation changes are rare for Northeast Florida and give the community a distinctive, private character unlike the flat master plans nearby.
Originally built around a championship golf course, The Ravines saw that course close in 2006, with much of the land becoming preserve and green space. Today the community spans estate-sized lots, standard single-family homes, and residential condominiums, several of them converted from the original weekend-golf rentals, so it offers an unusually wide range of products inside one set of gates.
The draw now is privacy, mature trees, Black Creek, and the topography itself rather than golf. Everyday shopping is a short drive toward Blanding Boulevard and Orange Park, and the new First Coast Expressway is improving access from this corner of Clay County.
Quick Match
Who The Ravines is best for.
Best for
Buyers who want gated, wooded privacy
Those drawn to unique ravine topography
Estate-lot or low-maintenance condo buyers
Buyers who value mature trees and Black Creek
Probably not for
Buyers who want an active golf course
Those seeking a full resort amenity package
Anyone set on new construction
Buyers who skip flood and slope diligence
Market Pulse
How The Ravines is performing right now
33/100 momentum
Buyer's Market
Seller's marketBalancedBuyer's market
18.5Months of supplytight
33Median days on marketdays
2 : 20Under contract vs for salestrong demand
13Sold in last 12 monthsliquidity
+70%Median price since 2012appreciation
+9%Asking vs recent sold $/sqftroom to negotiate
Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.
Live from realMLS, as of June 13, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current The Ravines listings and the trailing twelve months of closed sales.
8.6A- score
Momentum intelligence
Momentum buy score
Our proprietary read on how a home in The Ravines buys, holds, and resells. See the five factors.
Homes For Sale Right Now in The Ravines
Live MLS inventory for The Ravines. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
No CDD bond means thousands less per year than newer master plans.
Typical CDD community~$2,500/yr
The Ravines (no CDD)$0/yr
Roughly $25,000 saved over 10 years in carrying cost, before resale.
Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.
Schools
15-Second Take
Clay County Public Schools
Verify the zoned schools by address
Magnet and choice options may be available
Confirm current ratings before relying on them
Private and parochial options nearby
The Ravines is served by Clay County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.
What is shaping value at The Ravines: the First Coast Expressway transforming Clay County access, set against the realities of a wooded, creek-side community. Each item is sourced and linked.
Recent Developments in The Ravines
Development Intelligence
Our read on what is being built around The Ravines, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Net OutlookBullishMajor new road access points up for northwestern Clay; the watch item is flood exposure near Black Creek.
First Coast Expressway through Clay County
2025-26
BullishMajor impact
SignificanceRadius: Regional
New limited-access toll segments dramatically improve travel from northwestern Clay toward the Westside and beyond.
Unique topography and privacy
Ongoing
BullishNotable impact
SignificanceRadius: Community
Wooded ravines and Black Creek frontage are scarce in Northeast Florida and support distinctive demand.
Former golf-course land now preserve
Ongoing
NeutralNotable impact
SignificanceRadius: Community
The course closed in 2006; confirm the status of adjacent former-course parcels rather than assuming permanent open views.
Black Creek flood exposure
Ongoing
NeutralMajor impact
SignificanceRadius: Community
Past hurricanes brought serious creek flooding; flood zone and elevation are essential diligence.
Varied product and fee structures
Ongoing
NeutralNotable impact
SignificanceRadius: Community
Estate homes, standard homes, and condos carry different fees and considerations; verify each per home.
Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.
Development, infrastructure, retail, and school activity affecting The Ravines, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.
Showing the latest, scroll for all updates ↓
August 2025
Roads
First Coast Expressway opens 18-mile Clay segment ahead of schedule
An 18-mile stretch from Blanding Boulevard to U.S. 17 opened in August 2025, with the Shands Bridge segment to follow. Why it matters: Transformational road access lifts demand for communities in northwestern Clay near The Ravines. Source
June 2026
Infrastructure
First Coast Expressway nears full Clay completion
Remaining segments toward the Shands Bridge are expected to finish in 2026, completing the Clay County stretch. Why it matters: Full completion further shortens commutes and supports values across Clay County. Source
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
The Strategy
The The Ravines buying strategy.
If we were buying in The Ravines, this is the order of operations we would run, and the one we run for our clients.
1
Confirm the product and its fees: single-family, estate lot, or condo.
2
For a condo, read the budget, reserves, and assessments first.
3
Pull the flood map near Black Creek and check elevation and claims.
4
Confirm the former golf-course land status around the parcel.
5
Inspect drainage, grading, and foundation on the ravine slopes.
The Quick Decision
Best Buy
A well-kept home on a private, high-and-dry wooded lot
Biggest Risk
Flood exposure near Black Creek or an underfunded condo association
Best Lot
High, wooded, private slope over a low creek-side parcel
Smart Timing
Buy as expressway access lifts northwestern Clay
Deep-Dive Intelligence
The full read, only if you want it.
The takeaway
On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.
Community Details at a Glance
The Homes
Type
Single-family, estate lots, and residential condos
Built
1980s onward, varied
Size
Wide range, condos to large custom homes
Status
Established gated community
Costs & Fees
HOA
Deed-restricted association; condos add a condo association
CDD
None typical
Taxes
Clay County millage; confirm per parcel
Amenities
Setting
Gated, wooded ravines along Black Creek
Nature
Preserve and former golf-course green space
Access
Blanding Boulevard and the new First Coast Expressway
Schools
Clay County public schools
Location
Area
Northwestern Clay County, near Middleburg and Orange Park
Access
Minutes to Blanding and the First Coast Expressway
Orange Park
About 15 to 20 minutes
Downtown Jax
About 35 to 45 minutes
The Homes & Style
The Ravines is unusual for Northeast Florida: a gated, deed-restricted community built into actual ravines along Black Creek, with dramatic elevation changes rare for the region. The housing stock is varied. Estate-sized lots and custom single-family homes sit alongside smaller homesites, and a number of the original bungalows and apartments, once rented for weekend golf, are now residential condominiums. That mix means two homes inside the same gates can be very different products at very different prices.
Because the community spans estate homes, standard single-family homes, and condos, the practical question for a buyer is which product and which lot fit, and what each one's fees and condition really are. Wooded, sloping lots and Black Creek frontage are the defining features, and they carry both premiums and specific maintenance considerations.
Living Here
Daily life at The Ravines is quiet, wooded, and nature-oriented. The community is gated and deed-restricted, set among the ravines and preserve along Black Creek in northwestern Clay County. The former championship golf course closed in 2006, and much of that land is now green space and preserve, so the lifestyle today is about privacy, topography, and the creek rather than golf.
The setting is the amenity: rolling, wooded terrain, Black Creek access, and a low-key, established feel southwest of Orange Park. Everyday shopping and services are a short drive toward Blanding Boulevard and Orange Park, and the new First Coast Expressway is reshaping access from this corner of Clay County.
Before You Offer
Confirm exactly what you are buying. With single-family homes, estate lots, and residential condos inside the same community, verify the deed restrictions, any HOA dues, and, for a condo, the condo association budget, reserves, and any special assessments before you offer.
Pull the flood map for Black Creek. Parts of Middleburg saw serious creek flooding in past hurricanes, so confirm the flood zone, elevation, and any past claims for the specific parcel, especially anything near the water.
Understand the former golf-course land. The course closed in 2006 and the greens became preserve, so confirm the current status and any plans for adjacent former-course parcels rather than assuming a permanent open view.
Inspect for the topography. The ravine slopes are part of the appeal, but they make drainage, grading, and foundation condition worth a careful look on any home.
The Ravines vs. Comparable Clay Communities
The Ravines is hard to compare directly because its topography is unique for the area. Against the other gated and deed-restricted communities of Middleburg and Orange Park, it offers more dramatic, wooded terrain and Black Creek character, while newer communities counter with amenity centers and uniform new construction.
Against Fleming Island and the Oakleaf master plans, The Ravines trades a built-out amenity package and newer homes for privacy, mature trees, and a one-of-a-kind setting at a range of price points. The honest shorthand: pick The Ravines for wooded privacy and unique topography near Black Creek; pick a master plan for amenities and new construction.
Who The Ravines Fits Best
The Ravines fits buyers who want a gated, private, wooded setting with unusual topography and Black Creek character, anyone drawn to estate lots or a lower-maintenance condo inside the same gates, and buyers who value mature trees and privacy over a modern amenity center.
The Ravines is a weaker fit for buyers who want an active golf course (the course closed in 2006), those seeking a full resort amenity package or new construction, or anyone who needs to avoid all flood and slope diligence near a creek.
The Ravines Homes For Sale
What your money buys in The Ravines.
The takeaway
Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.
Here are the broad resale bands in The Ravines today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.
The Condo Entry
$118K to $279K
Residential condos converted from the original golf rentals, the low-maintenance entry inside the gates.
Lowest entry
The Core Home
$279K to $490K
Updated single-family homes on wooded lots, the heart of the resale market.
Most inventory
The Estate Top
$490K to $592K
Large custom homes on estate-sized, private ravine or creek lots, the top of the community.
Strongest resale
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.
$118K to $279K
The Condo Entry
Residential condos converted from the original golf rentals, the low-maintenance entry inside the gates.
$279K to $490K
The Core Home
Updated single-family homes on wooded lots, the heart of the resale market.
$490K to $592K
The Estate Top
Large custom homes on estate-sized, private ravine or creek lots, the top of the community.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
Operator Intelligence
Renovation & Resale Intelligence
The factors that actually move value in The Ravines, condition, lot, and the renovation math, read from current listings and recent sales.
15-Second Take
Renovation math decides the deal
Better lots and views resell strongest
Roof and HVAC age drive the insurance quote
Interior lots are where buyers overpay
Proprietary Data
The renovation premium.
Updated homes ask about 23% more per square foot than original-condition homes, and they tend to sell faster. In an all-resale market, condition is the single biggest swing in value, which is why reading the renovation math is the whole game.
Asking price per square foot
Renovated$203
Original$165
Median days on market
Renovated27
Original33
From current The Ravines listings (renovated 2, original 20); condition inferred from listing descriptions, asking not closed figures. The exact number depends on a specific home's updates, lot, and view, which is the read we do before you offer.
Operator Note
The trap here is a beautifully staged original-condition home. Staging is cheap; a roof, HVAC, and a full modernization are not. We price the real renovation before you fall for the listing photos, because in an all-resale market that number is the difference between a deal and the most expensive house on the street.
Lot Value
The lot premium.
On a preferred homesite (water, preserve, corner, or a larger lot), the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.
Operator Note
Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.
Resale Strength Scorecard
How well The Ravines holds value.
Our read on the factors that protect resale here, and the one to manage.
One-of-a-kind topography and privacyStrong
Improving expressway accessStrong
Gated, established characterPositive
Varied product and feesVerify it
Black Creek flood exposureCheck it
Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.
Operator Note
The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.
5 Mistakes Buyers Make in The Ravines
15-Second Take
Calling the listing agent (who works for the seller)
Misjudging the renovation budget
Overpaying for an interior lot
Underbudgeting the carrying costs
Skipping the roof, HVAC, and systems check
The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.
1
Calling the listing agent
The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.
2
Misjudging the renovation math
A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.
3
Overpaying for an interior lot
A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.
4
Underbudgeting the carrying costs
Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.
5
Skipping the systems check
An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.
“
The Ravines is one of a kind in this market. The product, the lot, and the topography decide the number.
Jon Brooks · Founder, Momentum Realty
Momentum Intelligence
Momentum Buy Score.
Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.
7.5B+ · Buy Score
Resale Strength7.4/10
Renovation Risk7.0/10
Location Efficiency7.4/10
Long-Term Defensibility8.0/10
Carrying Cost Advantage7.8/10
Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.
Momentum Housing Intelligence
Why our read on The Ravines is different.
Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live realMLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.
Live realMLS feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates
Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.
Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.
Value ($/sqft)
$261 value$401 premium
Lake / waterPreserveInterior
Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from realMLS; for orientation, not an appraisal.
15-Second Take
High, private, wooded lots hold value best
Black Creek lots need a flood check
Slope and drainage matter on the ravines
The topography cannot be changed; finishes can
Read the lot and flood zone before finishes
At The Ravines the lot and its topography are the durable part of your money. High, private, wooded slopes command and hold a premium over low creek-side parcels that carry flood exposure. Read the flood zone, the elevation, the slope, and the drainage first, then price the home's condition against the lot.
The 15-Second Verdict
The Ravines in 15 seconds.
Best forbuyers who want gated, wooded privacy with unique topography.
Biggest advantageA one-of-a-kind ravine-and-creek setting in Clay County.
Biggest riskBlack Creek flood exposure and condo reserves on some units.
Sweet spotA well-kept home on a high, private, wooded lot.
Avoid ifyou want an active golf course, new construction, or no flood risk.
HOA, CDD & Fees
15-Second Take
Gated, deed-restricted community
Condos carry a separate condo association
No active golf course since 2006
Verify the fees for each product type
Read the flood map near Black Creek
The Ravines is a gated, deed-restricted community with a community association covering the gate and common areas. The residential condominiums also carry a separate condo association with its own dues, reserves, and rules, so confirm exactly which fees apply to the specific home.
The community association funds the gate and common-area maintenance. For condos, the condo association additionally covers building exteriors and shared areas, so compare the all-in monthly for a condo to a single-family home.
There is no active country club; the former golf course closed in 2006 and became preserve. The amenity today is the gated, wooded ravine setting and Black Creek.
Run Your Numbers
Tools for a The Ravines buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.
Selling in The Ravines
Price it to the product, the lot, and the topography, not a county median.
If you are thinking about selling in The Ravines, the right list price comes from recent comparable sales of the same product type and lot character inside the gates, not an automated estimate across Middleburg.
Momentum listings (YTD)
97.98%
Sold-to-list ratio across the Jacksonville metro for our agents, sellers keeping more of their price.
Market average (YTD)
96.73%
The broader metro average sold-to-list ratio over the same period.
Momentum days on market
64 days
Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.
Market days on market
72 days
The broader metro median over the same period.
Sold-to-list and days-on-market figures reflect Momentum Realty listings versus the Jacksonville metro average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.
In The Ravines, condition and view decide your number
Because buyers here are weighing your home against renovated comps and cross-shopping Fleming Island, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.
What is your The Ravines home worth?
Get a no-obligation home value based on real comparable sales in The Ravines matched to your condition, lot, and view, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
Price History: What Homes Here Have Actually Sold For
Median sale prices in The Ravines year by year since 2012, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.
How much local inventory is already under contract
10% of homes for sale in The Ravines are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-06-23).
The Ravines Market Scorecard
Strong buyer's market
The Ravines is currently a strong buyer's market. About 18.0 months of supply, a median asking price of $243,250, and homes go under contract in about 49 days.
18.0
Months supply
$243,250
Median list
$298,450
Median sold
$177
Per sqft
49
Days on mkt
18/2/12
Active/Pend/Sold
Typical home value in the 32068 ZIP is $327,207, about 20.1% below the Florida norm (Zillow Home Value Index).
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
What does the manned gate actually do day to day?
A live guard checks visitors around the clock at the single Ravines Road entrance, residents use a barcode lane, and the entire community is enclosed by a perimeter fence the association completed years ago. The association has also historically hired off-duty deputies for traffic enforcement inside. A staffed gate manages access and deters casual entry far better than a keypad, and the privacy is the community's defining daily texture, but no gate is a security guarantee, and we say that to every gated-community client. Confirm current guard hours, visitor procedures, and the security contract with the association.
Can I walk the old golf course?
The former course land is private property under separate ownership, posted in places, even though residents have informally walked and maintained parts of it for years and the community has marketed walking and nature trails. Treat access as informal and revocable, not an amenity you are buying, and confirm with the association which trails and common areas are actually association-owned versus on the former club property.
What is the flood and creek picture?
Black Creek is a genuinely flashy creek, it rose dramatically during Irma in 2017, and the community's own history records flooded houses and a weeks-long bridge closure that year. But the topography means exposure here is unusually binary: low creek-side parcels carry real flood risk while ravine-rim and upland lots sit 40-60 feet above it. Pull the FEMA zone and elevation for the exact parcel and get a real flood-and-homeowners quote on the specific address; this is the one community where two neighbors can have completely different answers.
What is the rental picture, especially in the condos?
The Resort condos began life as golf lodging, and some units carry rental histories; the community also draws long-term renters at the entry price point. Ask each association for its current lease restrictions and rental concentration in writing, it shapes financing (lender owner-occupancy tests), the neighbor experience, and resale. The single-family side is overwhelmingly owner-occupied.
Where is The Ravines located?
The Ravines is off CR-218 roughly two miles east of SR-21 (Blanding Boulevard) in Middleburg, Clay County, Florida (ZIP 32068), set along Black Creek near the CR-218 bridge. The single entrance and 24/7 staffed gatehouse are on Ravines Road.
Is The Ravines really a 24/7 manned gated community?
Yes. The community has a live-guard gatehouse staffed around the clock under contract security, plus a completed perimeter fence enclosing the entire community and a barcode resident-entry lane. That is genuinely rare in Middleburg and at these price points anywhere in Northeast Florida; confirm current gate operations with the association.
Is there still a golf course in The Ravines?
No. The Ravines golf course, designed by Ron Garl and PGA Tour winner Mark McCumber and opened in 1979, was once rated among Florida's top 20 courses, but the private owner closed the course and all amenities in June 2006 after a land-use dispute, and it never reopened. The fairways are now overgrown green space frequented by deer and wild turkey.
Why did the Ravines golf course close?
Per local reporting and the association's own written history: the course's private owners sought rezonings to develop portions of the property, residents and the county pushed back, residents also rejected proposed mandatory social memberships that would have funded operations, and in June 2006 the owner closed the course, clubhouse, pool, and tennis courts. The property later went through bankruptcy and was sold in a 2008 foreclosure sale for about $1.2 million to Ravines Holding.
What is happening with the former golf course land now?
It remains privately owned. Clay County approved a rezoning in 2013 allowing residential development on the former club property, and reporting describes approval to build roughly 154 homes on about 102 of 223 acres; marketing materials have offered the roughly 255-acre property with entitlements for 116 single-family homes and 38 multi-family units plus about 130 acres of open space. No large-scale construction has occurred as of this writing, but the land is not deeded preserve, treat any green-space view as potentially temporary and confirm current entitlements with Clay County before you buy for the view.
What are the HOA fees in The Ravines?
It depends on the product. Third-party listing data shows master-association figures roughly in the $50-$95 a month range (with some assessments billed quarterly), covering the 24/7 guard, perimeter fence, common areas, and retention ponds. Condo owners add a sub-association: Ravines Resort listings have shown about $480 a month including water, sewer, garbage, pest control, landscaping, and exterior maintenance. Numbers change with budgets, so we confirm the current amounts in writing for any specific property.
Does The Ravines have a CDD fee?
No. The community predates Florida's CDD era and is funded entirely through its homeowners association, so there is no community development district assessment on the tax bill, a meaningful carrying-cost advantage versus newer Clay County master plans. We still verify the parcel's full tax bill before closing.
What types of homes are in The Ravines?
Four products behind one gate: creek-bluff and near-estate-lot single-family homes along Ravines Road and Crooked Creek Point, a late-1980s northeast single-family section, the Greenside Townhomes, and two condo associations, the 35-unit Creek Hollow condos and the Ravines Resort Condominiums, which were originally stay-and-play golf lodging. Listing data spans roughly 420 to 3,668 square feet.
What do homes cost in The Ravines?
Condos have recently listed from roughly $125,000 to about $210,000; townhomes and mid-tier single-family homes run mostly in the $300s-$400s; and creek, ravine-rim, and estate homes run into the $500s-$800s, with closed sales in portal data reaching $850,000. The community median around $298,450 blends all of that and is nearly useless on its own.
Is The Ravines a good investment given the closed golf course?
It is a trade. Residents reported meaningful value hits when the course closed in 2006, and the derelict clubhouse area is an honest negative. But the manned gate, the no-CDD structure, and the irreplaceable terrain have kept demand alive, and entry prices reflect the amenity loss. The key diligence is the former course land: its development entitlements could change specific views (and could also, if executed well, modernize the community). We underwrite each home's exposure to that land parcel by parcel.
What amenities does The Ravines have today?
The 24/7 staffed gate, perimeter fencing, walking and nature trails through the ravine terrain, retention ponds, pet stations, and the Black Creek setting. The pool, tennis courts, clubhouse, restaurant, and boat dock all belonged to the private club and closed with it in 2006. Buy here for the gate and the land, not for resort amenities.
Is the terrain really that unusual?
Yes, and it is the community's name: deep natural ravines along Black Creek with elevation changes from sea level to roughly 60 feet, in a region where most communities are table-flat. The topography drove the original course's top-20 ranking and still defines the best homesites, bluff and ravine-rim lots with mature hardwoods you cannot replicate in new construction.
What schools serve The Ravines?
Clay County District Schools; listings near Ravines Road point to Rideout Elementary (6/10 on GreatSchools), Lake Asbury Junior High (7/10), and Middleburg High (4/10). The district carries an A grade from the state, but the zoned high school's rating deserves homework from relocating buyers. Assignment is by address and boundaries change, so confirm zoning for the specific home with the district.
What about insurance and the age of the homes?
Most homes here date from the 1980s through the 2000s, so Florida's insurance underwriting realities apply: carriers scrutinize roof age (many want under 15 years for shingle), plus electrical, plumbing, and HVAC via 4-point inspection. Budget for the wind-mitigation inspection too, the savings can be real. Flood exposure varies sharply with the topography, low creek-side parcels and high ravine-rim lots are different worlds, so pull the FEMA zone and get a real quote on the exact address before you write.
Are the condos hard to finance?
They can require care. Small, older associations face Florida's post-Surfside structural-reserve and inspection rules, and lender condo reviews look at reserves, owner-occupancy, insurance, and any special assessments. The sub-association fee (around $480 a month at the Resort condos) also drives debt-to-income math. We line up condo-experienced lenders and pull the association documents early so financing does not blow up late.
Do I need my own agent to buy in The Ravines?
Yes, arguably more than in most communities. The listing agent works for the seller, and this community demands real diligence: the fee stack by product, the former golf course land's entitlements and what they mean for a specific lot, condo association health, roof-and-systems condition on four decades of housing stock, and thin-market pricing where comps are scarce. Momentum Realty will connect you with a Clay County specialist; call (904) 351-6461 or use the form on this page.
The Verdict
Should you buy in The Ravines?
An honest fit check. We will tell you when it is not your community.
You want gated, wooded privacyExcellent fit
You are drawn to unique ravine topographyExcellent fit
You want an estate lot or low-maintenance condoExcellent fit
You will verify fees, flood, and slopeExcellent fit
You want an active golf courseProbably not
You want a full resort amenity packageProbably not
You are set on new constructionProbably not
You want zero flood or slope diligenceProbably not
Get the inside read on The Ravines
Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your The Ravines home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.
You are all set.
A Momentum Realty The Ravines specialist will reach out personally, usually the same day.
Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. Source: Data provided by realMLS.
Thinking about hiring an agent here? How to find the best real estate agent in The Ravines — what to look for, questions to ask, and your local expert.Median sale price in The Ravines Middleburg, Florida by year (2012 to 2025). Source: Momentum Realty.
Get a real cash offer on your The Ravines home in 24 hours and close in as little as 7 days, as-is. Because Momentum is a licensed RealTrends-500 brokerage, we'll also show you what listing would net — so you choose with both numbers.
Buying or researching Clay County? See the full Clay County real estate market report — prices, inventory, schools, taxes, and every Clay County neighborhood.
Own a home here?
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The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the RealMLS member average and 8 days faster, and we’ll price yours against live your area comps.
